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Coastal Hotels and Resorts: Infrastructure Asset Management System Model

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DOI: 10.1007/978-3-031-34593-7_57

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Coastal Hotels and Resorts:
Infrastructure Asset Management
System Model

Athnasious Ghaly, Mahmoud Amin, Tesfu Tedla, Ossama Hosny,

and Hatem Elbehairy

Abstract For the past few decades, many attempts have been made in order to
develop infrastructure asset management models which simulate and optimize asset
elements’ condition and maintenance plan. Organizations owning/operating hotels
and resorts are of great need of asset management models to develop plans that
efficiently manage their valuable asset to keep it in good conditions and achieve
customer satisfaction. In addition, these plans should be within a certain budget
and can accurately predict future deterioration/conditions of the different elements
in the hotel/resort to keep on providing the required services. Several studies show
that coastal structures have the highest deterioration rates due to harsh environmental
exposure. In this research, an attempt has been made to develop an infrastructure asset
management model for the Coastal Hotels and Resorts that can improve resource
management and the overall condition of the asset. This model was built considering
different factors that might affect the user cost or the required condition of the asset
such as: star rating, occupancy. Elements’ qualities and types are used as input factors
that predict the deterioration behavior of elements based on data acquired form
literature and data collected from the field in form of surveys and inspection histories.
The deterioration behaviors for the elements were determined by using different
approaches; some were estimated using deterministic prediction models, while others
were predicted using Markov chain or linear method. The model was applied on a
case study and run for two scenarios: the first scenario was to minimize the total cost
for the following 24 months while achieving a minimum overall condition; and the
second was to maximize the overall condition with constrained budget. Finally, a life
cycle cost analysis was conducted for the asset over a 10-year period to investigate
the impact of the different material types and quality used in construction on the total
life cycle cost.

Keywords Coastal Hotels and Resorts · Infrastructure asset management

A. Ghaly (B) · M. Amin · T. Tedla · O. Hosny · H. Elbehairy

Department of Construction Engineering, The American University in Cairo, Cairo, Egypt
e-mail: athnasious93@aucegypt.edu

© Canadian Society for Civil Engineering 2023 917

R. Gupta et al. (eds.), Proceedings of the Canadian Society of Civil Engineering
Annual Conference 2022, Lecture Notes in Civil Engineering 363,
https://doi.org/10.1007/978-3-031-34593-7_57
918 A. Ghaly et al.

1 Background and Literature Review

Coastal structures are exposed to harsh environment; therefore, they require high
quality of execution. This extreme weather condition includes high variability of
temperature, air humidity accompanied with high air salinity saturation. This envi-
ronmental condition causes severe damages to buildings’ structure and envelopes.
According to Edirisinghe et al. [6], the building closer to the sea has a higher dete-
rioration rates than buildings located away from the coastline. Costal hospitality
building, like hotels, are dynamic, complicated, and very costly to operate. Coastal
hotels entail high operational and maintenance measures to ensure Guest’s satisfac-
tion [4]. For instance, having less functionality or failure of HVAC is unacceptable
as it will affect the client’s comfort and their overall assessment of the hotel. Thus,
the hotel management should have an effective asset management system to closely
monitor the deterioration of the building and maintain the high performance of the
hotel. Ghazi [7] has studied the maintenance management practices and efficiency
in hotels through conducting a survey. A questionnaire was distributed to 34 hotel’s
maintenance managers around Egypt to get data about main factors affecting main-
tenance process in coastal/hotel projects. Analysis of the questionnaire indicates
that having a standardized maintenance management plan, computer-based informa-
tion system to organize the maintenance work, and allocating sufficient fund are the
main factors that influence the maintenance efficiency in hotels. Therefore, the hotel
management needs a tool to assist them in keeping track of the repair/maintenance
plan and determining the appropriate repair decision based on the condition perfor-
mance of each element. However, there is rare research done in this area, and most
of the past contributions attempted to analyze the maintenance procedures in hotels
and the factors affecting renovation frequency [10].

2 Objective and Scope

The objective of this research was to develop an infrastructure asset management

model. Coastal Hotels and Resorts that would support decision-makers in efficiently
manage their resources and maximizing its overall condition of the asset. In order
to reach this objective, an optimization model was built considering star rating,
occupancy, and other factors that might affect the condition and deterioration of
the asset, its repair cost, and both the condition and repair user cost. Two influence
diagrams were developed to describe the relation between the model components
and to illustrate how the model works. As shown in Fig. 1, the repair option controls
many factors which should be considered before decision-making.
Coastal Hotels and Resorts: Infrastructure Asset Management System Model 919

Fig. 1 Influence diagrams for model components and model flow

3 Model Development

3.1 User Input

In the input module, the user has to input certain data related to the asset, as
elements quantities, duration since last repair, occupancy rate, and capital cost of
some elements as in Fig. 2. This model considers 14 elements for 25 facilities as
shown in Fig. 3. The element qualities are defined by the characteristics of the compo-
nents used and detailed properties of each element. For instance, the columns quality
is characterized by the water–cement ratio, cement content, and mixture admixture
used within the execution of asset. The occupancy rates are divided into three cate-
gories: low, medium, or high. Also, the capital cost of lighting of each facility is
added.

Fig. 2 User input table for factors selection

920 A. Ghaly et al.

Facilies Elements

Recepon Columns Slabs&Beams L.B.Walls Walls Doors Windows Paint Flooring GRC Lighng Furniture - - -
Restaurant Columns Slabs&Beams L.B.Walls Walls Doors Windows Paint Flooring GRC Lighng Furniture - - -
20 Guest Room Columns Slabs&Beams L.B.Walls Walls Doors Windows Paint Flooring GRC Lighng Furniture - - -
Adminstrave Columns Slabs&Beams L.B.Walls Walls Doors Windows Paint Flooring GRC Lighng Furniture - - -
Beach Seang - - - - - - - - - - - Beach Seang Umbrellas -
MEP - - - - - - - - - - - - - HVAC

Fig. 3 Elements in each facility

3.2 Condition Assessment and Predictions

3.2.1 Condition Assessment Systems

The condition assessment uses a numerical rating system which ranges from nine
to three. Nine was considered as the best condition, whereas three was taken as the
worst condition. The star rating in this model, which varies from three to five stars,
affects both the overall acceptable condition of the asset and the user cost.

3.2.2 Deterioration Predictions

The deterioration behavior for the elements was determined by different approaches,
some were done using deterministic approach, and others were done using Markov
or linear method. According to Marteinsson [14], the factor method, a deterministic
approach, takes into account the variability of element quality, outdoor environmental
factors, and other factors on the service life of individual or entire building elements.
Consequently, the deterioration method of each element adopted is shown in Fig. 4.

Structural Elements

According to the acquired data from field and experts’ surveys, different deterioration
curves for the structural elements have been developed. The deterioration behavior
of the concrete structural elements including the columns, slabs and beams, and
loadbearing walls in this model was determined based on the quality factors of the
concrete such as: cement content, water–cement ratio, usage of mineral admixtures,
and cement block quality. Deterioration behavior curves were developed from the
data acquired; then using regression analysis, a function was driven with polynomial
function as shown in Fig. 5 for slabs and beams.
Coastal Hotels and Resorts: Infrastructure Asset Management System Model 921

ELEMENTS DETERIORATION CURVES

COLUMN DETERMINISTIC

SLAB &BEAMS DETERMINISTIC

LOAD BEARING WALLS DETERMINISTIC

Windows DETERMINISTIC

Doors DETERMINISTIC

Paint DETERMINISTIC

Walls MARKOV CHAIN

GRC LINEAR

Flooring MARKOV CHAIN

Furniture MARKOV CHAIN

Lighting LINEAR

Beach Seating LINEAR

Beach Umbrella LINEAR

HVAC MARKOV CHAIN

Fig. 4 Elements’ deterioration prediction methods

Life Time Cases Deterioraon Funcon

10 (Slabs&Beams) - CC(200-300) & WC(0.4-0.5) y = 0.0072x3 - 0.14x2 + 0.08x + 9

(Slabs&Beams) - CC(200-300) & WC(0.35-0.4)
15 y = 0.0001x4 - 0.0036x3 + 0.0103x2 - 0.24x + 9
(Slabs&Beams) - CC(200-300) & WC(0.4-0.5)-(M.A)
(Slabs&Beams) - CC(300-400) & WC(0.4-0.5)
20 y = 4E-05x4 - 0.001x3 - 0.0048x2 - 0.1258x + 9.0079
(Slabs&Beams) - CC(200-300) & WC(0.35-0.4)-(M.A)
(Slabs&Beams) - CC(300-350) & WC(0.3-0.35)
25 y = 5E-05x4 - 0.0024x3 + 0.0312x2 - 0.2575x + 9.0357
(Slabs&Beams) - CC(300-400) & WC(0.4-0.5) -(M.A)
(Slabs&Beams) - CC(400-500) & WC(0.4-0.5)
30 (Slabs&Beams) - CC(300-400) & WC(0.35-0.4) y = 1E-05x4 - 0.0007x3 + 0.0066x2 - 0.1286x + 9.0112
(Slabs&Beams) - CC(200-300) & WC(0.3-0.35) -(M.A)
(Slabs&Beams) - CC(300-400) & WC(0.3-0.35)
40 (Slabs&Beams) - CC(400-500) & WC(0.4-0.5) - (M.A) y = 9E-07x4 + 6E-05x3 - 0.0075x2 - 0.0049x + 8.9641
(Slabs&Beams) - CC(300-400) & WC(0.35-0.4) (2)
(Slabs&Beams) - CC(400-500) & WC(0.35-0.4)
50 y = -1E-06x4 + 0.0003x3 - 0.013x2 + 0.0631x + 8.9115
(Slabs&Beams) - CC(300-400) & WC(0.3-0.35) -(M.A)
60 (Slabs&Beams) - CC(400-500) & WC(0.3-0.35) y = 2E-07x4 + 2E-05x3 - 0.0031x2 - 0.0171x + 8.9827
65 (Slabs&Beams) - CC(400-500) & WC(0.35-0.4) -(M.A) y = 4E-05x3 - 0.004x2 + 0.0085x + 8.904
75 (Slabs&Beams) - CC(400-500) & WC(0.3-0.35) -(M.A) y = -2E-08x5 + 3E-06x4 - 7E-05x3 - 0.0029x2 + 0.0077x + 8.9375

Fig. 5 Slabs and beams’ sample of deterioration functions

Architectural Elements

The walls’ deterioration curves were determined from Markov series. The walls’
deterioration is depending up on different factors such as: the cement content of the
mortar, quality of bricks, and availability of polymers. This is also applied to flooring
and Furniture, in which deterioration behavior was predicted using Markov transition
matrix from literature. On the other hand, for Paint and Doors, the deterioration curves
are drawn from the field data and the curves have different ages according to the type
of the door or paint. For example, the doors are assumed to be two types: automatic
and manual operated, along with two different wood and coating quality. Accordingly,
four curves are formed for deterioration according door type and quality, as shown
922 A. Ghaly et al.

Fig. 6 Deterioration curves of doors

in Fig. 6. Moreover, the deterioration of windows was determined from the field
data. Various windows types and qualities were considered. Aluminum and wood
types were also included. Aluminum quality varies according to the frame types and
its ability to resist corrosion. Consequently, curves were developed to represent the
conditions and service life collected.

Lighting—Beach Seating—Beach Umbrella

The deterioration rate for each of lighting, beach seating, and umbrellas are assumed
to be linear. The total lifetime for lighting including fixtures and switches is assumed
to be 20 years. While for the beach seating, the life span was expected to vary based
on its type: 3 years for plastic and 4 years for wood. Finally, beach umbrellas have
lifetime for wood and metal types, 4 and 5 years, respectively.

HVAC

The Heating Ventilation and Air Conditioner (HVAC) is one of the most critical
elements in the hotel as its failure or even less functionality is not acceptable as it has
a great effect on customers’ satisfaction. Therefore, it should be maintained at a higher
condition and to be checked frequently. The HVAC includes several sub-components
(Fig. 7). For instance, it comprises of cooling generating system, a heating generating
system, distribution systems, terminal and package units, control, and others HVAC
equipment. Also, it includes main components such as chillers, boiler, and other
auxiliary parts. Each of these sub systems has a different deterioration rates, so it
Coastal Hotels and Resorts: Infrastructure Asset Management System Model 923

Fig. 7 HVAC sub-competent

should be calculated with a different transition matrix. However, the HVAC could be
managed at high level, so it was defined as one component and only one deterioration
rate was developed for the whole HVAC element. The transition matrix from Grussing
[9] was adopted.

3.3 Repair Plan Model

In this model, each element has two levels of repair that can be applied depending
on the condition of the element, and it is assumed that the repair restores the element
to its initial condition which is 9. Each level of repair has different technique, cost,
and productivity rate (Fig. 8).

3.3.1 Repair Levels and Techniques

There are different levels or types of repair that could be applied to each element in
the asset; in this model, two levels of repair were used: light and heavy. For example,
for columns, the light repair includes removing the concrete cover above the corroded
reinforcement, then removing the corrosion layer with angle grinder or sandblasting
machine, along with coating the old reinforcement with protective coating, and finally

Fig. 8 Repair plan

Repair Plan

Repair Levels & Techniques

Repair Cost

Repair Producon Rate

924 A. Ghaly et al.

ELEMENTS LIGHT REPAIR HEAVY REPAIR

* Removing Concrete Cover
* Sandplasng the Corroded Layer of the
COLUMN
Reinforcement
* Applying a Corrosion Protecve layer to
the Reinfoncement
* Re-applying the concrete cover by
SLAB &BEAMS Shotcreng
* Cleaning and removing paint and plaster
around the crack.
* Opening the Crack with Angle Grinder.
* Close the surface of the opened crack
LOAD BEARING WALLS except at points of injecon.
* inject the crack with either epoxy or
grout.
* Repainng + changing ligh accessories
Windows
* Repainng + changing ligh accessories
Doors
* Cleaning & Light Scratches Repainng
Paint
* Removing Concrete Cover
* Sandplasng the Corroded Layer of the
Reinforcement
* Applying a Corrosion Protecve layer to
the Reinfoncement
* Fixing a full new Reinforcement to the
concrete element
* Re-applying the concrete cover by
Shotcreng
* Cleaning and removing paint and plaster
around the crack.
* Opening the Crack with Angle Grinder.
* Close the surface of the opened crack
except at points of injecon.
* inject the crack with either epoxy or
grout.
* Fixing a steel reinforced mesh to the wall.
* Applying a layer of shotcrete.
* Sanding and repairing wood/Aluminum
defects.
* Repainng + changing major accessories
* Sanding and repairing wood/Aluminum
defects.
* Repainng + changing major accessories
* Major Repainng

* Minor haircrack injecon with bonding * major crack injecon with bonding
Walls material material
*Cleaning or ligh Repair for minor cracks * Repair for major cracks
GRC
* Raplacing minor (few) Defected or * Raplacing Major (Several) Defected or
Flooring broken Tiles broken Tiles
* Minor Scratches repainng * Major Scratches or breaking fixing &
Furniture repainng
* Minor defect repair or bulb changing * Major defect in lighng fixtures or
Lighng connecons repair
* Repainng Wooden Seang or Fixing * Repairing Broken Wooden Seang or
Beach Seang minor Plasc Crack Replacing major broken Plasc
* Repaint either wooden or Steel * Repairing Broken Wooden umbrella or
Beach Umberalla repairin a severly corroded Steel umbrella
* Changing minor parts like fans, small * Changing major parts like motor ,
HVAC
parts of the controle unit inside facilies controle unit inside facilies

Fig. 9 Repair type and corresponding repair plan for each element

replying the concrete cover using shotcreting or batching. However, for column heavy
repair, RC Jacketing is applied, with same procedure of light repair along with the
addition of new reinforcement with anchored shear connector. Figure 9 shows the
description of both light and heavy repairs applied to each of the 14-element type.

3.3.2 Repair Costs and Productivity Rates

Based on the type of repair (light/heavy) and type of element, each has a different
repair costs and productivity rates, as shown in Figs. 10 and 11. Productivity rates
were determined from Gordian Group [8] “Facilities maintenance and repair cost
data” manual.
Coastal Hotels and Resorts: Infrastructure Asset Management System Model 925

ELEMENTS UNIT Element Type LIGHT REPAIR HEAVY REPAIR

COLUMN EGP/m2 - 1000 2700
SLAB &BEAMS EGP/m2 - 650 1500
LOAD BEARING WALLS EGP/m2 - 750 4500
Wood 200 350
Windows EGP/UNIT
Aluminum 150 400
Manual 300 450
Doors EGP/UNIT
Automac 500 1000
Oil Base 45 100
Paint EGP/m2
Water Base 30 65
Walls EGP/m2 - 30 50
GRC EGP/m2 - 200 800
Marble 200 800
Flooring EGP/m2
Ceramic 50 200
Furniture %EGP/UNIT - 5 30
Lighng %EGP/UNIT - 2 4
Wood 600 4000
Beach Seang EGP/UNIT
Plasc 300 2000
Wood 400 1500
Beach Umberalla EGP/UNIT
Steel 300 2500
HVAC EGP/UNIT - 150000 300000

Fig. 10 Repair cost of each element from field

ELEMENTS UNIT LIGHT REPAIR HEAVY REPAIR

COLUMN m2/d 5 2.5
SLAB &BEAMS m2/d 12.5 7.2
LOAD BEARING WALLS m2/d 10 4
Windows UNIT 1 1
Doors UNIT 1 1
Paint m2/d 140 70
Walls m2/d 90 45
GRC m2/d 3 1.5
Flooring m2/d 50 17
Furniture Unit 1 0.5
Lighng Day/unit 0 1
Beach Seang Day/unit 0 0
Beach Umberalla Day/unit 0 0
HVAC Unit 1 0.5

Fig. 11 Repair productivity rates

926 A. Ghaly et al.

Condion User Cost Occupancy Condion User Cost

3-6 8% x number of rooms x Avg room rate x (days/month)
Low
6-8 3% x number of rooms x Avg room rate x (days/month)
3-6 13% x number of rooms x Avg room rate x (days/month)
Recepon And Restaurant Medium
6-8 6% x number of rooms x Avg room rate x (days/month)
3-6 20% x number of rooms x Avg room rate x (days/month)
High
6-8 10% x number of rooms x Avg room rate x (days/month)
3-6 20% x Avg room rate x (days/month)
Low
6-8 10% x Avg room rate x (days/month)
3-6 35% x Avg room rate x (days/month)
Guest Room Medium
6-8 15% x Avg room rate x (days/month)
3-6 50% x Avg room rate x (days/month)
High
6-8 20% x Avg room rate x (days/month)
Adminstrave
3-6 7.5% x number of rooms x Avg room rate x (days/month)
Low
6-8 3% x number of rooms x Avg room rate x (days/month)
3-6 12.5% x number of rooms x Avg room rate x (days/month)
HVAC Medium
6-8 5% x number of rooms x Avg room rate x (days/month)
3-6 20% x number of rooms x Avg room rate x (days/month)
High
6-8 8% x number of rooms x Avg room rate x (days/month)
3-6 8% x number of rooms x Avg room rate x (days/month)
Low
6-8 3% x number of rooms x Avg room rate x (days/month)
3-6 13% x number of rooms x Avg room rate x (days/month)
Beach Medium
6-8 6% x number of rooms x Avg room rate x (days/month)
3-6 20% x number of rooms x Avg room rate x (days/month)
High
6-8 8% x number of rooms x Avg room rate x (days/month)

Fig. 12 Condition user cost calculation

3.4 User Cost

3.4.1 Condition User Cost

The condition user cost occurs due to gradual loss of functionality of a certain element
beyond its acceptable condition. The condition user cost is affected by two factors:
occupancy rates and the condition state of each element. The occupancy is divided
into three categories: low, medium, and high with rates of less than 30%; from 30
to 70%; and more than 70% of the hotel capacity, respectively. The condition state
is grouped into two levels from 3 to 6 and from 6 to 8. The condition user cost is
calculated based on the average rooms prices as shown in Fig. 12.

3.5 Repair User Cost

The repair user cost is incurred due to applying the repair activity of certain element
which will execrate a loss to the hotel owners. The cost is calculated based on the
maximum duration of the repair activities which take place in each month for the
certain facility as shown in chart in Fig. 13.
Coastal Hotels and Resorts: Infrastructure Asset Management System Model 927

Fig. 13 Repair user cost chart

4 Optimization

In order to reach an optimum solution, two optimization approaches were applied.

The first approach was to minimize the total cost, including the repair cost, repair
user cost, and condition user cost, with a constraint on the overall condition state,
while the second approach was to maximize the average overall condition of the
hotel throughout the 24 months with a budget constraint.

5 Model Validation

5.1 User Inputs

For validating the model, the quantities, duration since previous repair, and defining
distinct quality factors for each element were inserted. The case study inputs are
presented in Figs. 14, 15, and 16.

Fig. 14 Element quantities

928 A. Ghaly et al.

Fig. 15 Quality factors

Fig. 16 Duration since last repair

5.2 Methodology

According to the input data, the current condition state of each element is calculated
based on its age and deterioration category. The age after repair is calculated linked
with the repair decision, variable, which automatically determines the condition after
repair, as in Fig. 17, and the associate repair cost. Consequently, the overall condition
state of each facility is calculated in each month based on defined weights as shown
in Fig. 18.
The condition user cost is determined based on the pervious mentioned equations
as shown in Fig. 19.
The repair duration is calculated by dividing the repair quantity by the repair
productivity rates. Then, the repair user cost is determined by calculating the
Coastal Hotels and Resorts: Infrastructure Asset Management System Model 929

Fig. 17 Condition after repair of reception elements

Fig. 18 Overall monthly condition state of the reception and restaurant facilities

Fig. 19 Condition user cost

maximum repair duration per month and multiple it by the estimated loss due to
close part of the reception or a room to execute the repair activity as shown in
Fig. 20.
The total cost is calculated by adding the repair cost, condition user cost, and
repair user cost.

5.3 Results

The model was run one time for each approach, and the parameters for each approach
are represented in Fig. 22, including objective and constraints. Two approaches were
utilized to determine and summarize the short-term repair plan for the next 24 months.
The first approach was subjected to maintain the overall condition of each facility
930 A. Ghaly et al.

Fig. 20 Repair user cost

throughout the entire duration, higher than or equal 6 while minimizing the total
cost. While the second approach the average overall condition of the hotel for the
whole duration was minimized under a constrain on the allocated repair budget of
5.5 million, and same constraint as first approach of minimum overall condition of
6 for each facility throughout the entire duration (Fig. 21).

Fig. 21 Optimization approaches

Fig. 22 Outcome of the two approaches

Coastal Hotels and Resorts: Infrastructure Asset Management System Model 931

The outcome of both optimization approaches shows the following:

• The model successfully fulfilled both objectives, while abiding by the constraints
set.
• In first approach (min total cost), the total cost was reached 10,551,220 EGP with
repair cost of 3,720,220 EGP, along with average overall facility condition of
7.84.
• In second approach (max overall condition), the average overall condition of the
hotel reached 8.04, along with total cost of 12,405,600 EGP and repair cost of
5,444,600 EGP.
• Although the average overall condition in second approach is improved, the total
user cost slightly increased, and that can be related to repair user cost is slightly
higher than the condition user cost, on the short-term analysis. This can be inter-
preted that the optimization model utilizes most of the repair allocated budget of
5.44 million in order to maximizes the overall condition of the hotel.

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